The renewal letter says the carrier needs a roof condition report within 30 days or the policy will not be renewed. The roof is from 2008, it has never leaked, and you have no idea what the carrier wants to see. This site connects you by phone with an independent local roofing contractor who inspects roofs in south Brevard County.
The crew walks the roof where it can be walked safely and looks at the rest from a ladder or a drone. On shingle, they look for lifted tabs, granule loss, cracked pipe boots, and rusted drip edge. On metal, they check screw lines, panel seams, and the closures at the ridge, and on the beachside they look at every cut edge for corrosion. On tile, they lift tile at the eaves and valleys to see the underlayment.
Then the attic. Daylight through the deck, stains on the plywood, and rusted nail tips all tell the story the surface does not. The report comes back with photos, an estimate of remaining life, and a list of what should be fixed now versus watched.
Find the roof's install year. It is on the re-roof permit in the county or city record under the address, and it is often on the wind-mitigation form from the last time the house was insured. Pull the insurer letter and note which form it asks for: a roof condition report, a 4-point, or a wind mitigation. They are different documents.
For a purchase, share the inspection contingency deadline so the report lands in time to negotiate. For a pre-season check, book it in April or May, before the June 1 start of hurricane season and before every contractor in the county is on a storm call.
Most inspections on roofs under 12 years old find small things: a lifted tab or two, a pipe boot starting to split, a rusted section of drip edge on the ocean side. Those are repairs. On roofs between 15 and 20 years old, the finding that matters is how much granule is left on the sun-facing slopes and whether the shingle is still sealed, and the answer is either a few more years in writing or a roof replacement.
After a named storm, the inspection is a different document. It records what the storm did versus what was already there, and that separation is what an adjuster reads. "The roof is sound" in writing has value all by itself when the insurer asks.
Florida carriers use three separate forms, and a roof inspection may feed any of them. A 4-point inspection covers the roof, electrical, plumbing, and HVAC, and is common on the 1950s and 60s block homes in Eau Gallie and Melbourne proper. A wind-mitigation inspection on the state's OIR-B1-1802 form records roof covering, deck attachment, roof-to-wall connection, and roof shape, and the credits apply to the wind part of the premium. A roof condition report is what a carrier asks for when it wants to know how much life is left.
Since 2022 a Florida insurer cannot refuse to renew solely for roof age if the roof is under 15 years old, and for older roofs it must accept an inspection showing five or more years of useful life. The Florida Department of Financial Services consumer division explains those rules and handles complaints when a carrier ignores them.
Palm Bay and West Melbourne have thousands of roofs from the same few build years, and carriers know it. A report dated before the letter arrives is easier to get than one dated after the deadline.
Have the address, the roof material and year if known, the reason for the inspection (renewal, purchase, storm, pre-season), and any deadline. Say whether the attic is accessible. Call (321) 490-1097.
Standing byDescribe the roof in plain words. The call is routed to an independent local roofing contractor who works shingle, metal, and tile roofs in your part of south Brevard County.
Standing-seam and exposed-fastener metal for Space Coast homes, with the coastal-grade fasteners and trim the beachside needs.
The state OIR-B1-1802 form that records deck nailing, roof-to-wall straps, and roof shape so your insurer prices the wind risk correctly.
What to photograph, what a written roofing scope gives your adjuster, and how Florida's claim deadlines and roof-age rules work.